Master Plan Delhi2021 Eng

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MINISTRY OF URBAN DEVELOPMENT

(Delhi Division)

NOTIFICATION

New Delhi, the 7th February, 2007

S.O. 141 .— (E) Whereas extensive modifications which the Central Government proposed to make in the Master
Plan for Delhi keeping in view the perspective for Delhi for the year 2021 and growing new dimensions in urban develop-
ment, were published vide Public Notice in the Gazette of India Extraordinary S.O. No. 318(E) dated 16th March, 2005 by the
Delhi Development Authority inviting objections/ suggestions as required by sub-section (3) of Section 11-A of the Delhi
Development Act, 1957 (61 of 1957), within ninety days from the date of the said notice.

2. Whereas, the objections/suggestions received with regard to the said public notice have been considered by
a Board of Enquiry set up by the Delhi Development Authority and also by the Delhi Development Authority, and the
Central Government has, after carefully considering all aspects of the matter, decided to extensively modify the Master Plan
for Delhi.

3. Now, therefore, in exercise of the powers conferred by sub-section (2) of Section 11-A of the said Act, the
Central Government hereby approves the Master Plan for Delhi with the perspective for the year 2021, as an extensive
modification to the Master Plan for Delhi with perspective for the year 2001, as notified vide Ministry of Urban Development
Notification S.O. No. 606 (E) dated 1.8.1990 along with all the amendments carried out till date therein. The said Master Plan
for Delhi with perspective for the 2021 as notified herein shall come into effect from the date of Publication of this
Notification in the Gazette of India.

MASTER PLAN FOR DELHI—WITH THE PERSPECTIVE FOR THE YEAR 2021

INTRODUCTION

1. Delhi, the focus of the socio-economic and political life of India, a symbol of ancient values and aspirations and
capital of the largest democracy, is assuming increasing eminence among the great cities of the world.

Growing at an unprecedented pace, the city needs to be able to integrate its elegant past as well as the modern
developments into an organic whole, which demands a purposeful transformation of the socio-economic, natural and built
environment. The city will be a prime mover and nerve centre of ideas and actions, the seat of national governance and a
centre of business, culture, education and sports.

2. Apart from critical issues such as land, physical infrastructure, transport, ecology and environment, housing,
socio-cultural and other institutional facilities, the cornerstone for making Delhi a world-class city is the planning process
itself and related aspects of governance and management. This needs a co-ordinated and integrated approach amongst
several agencies involved with urban services and development along with a participatory planning process at local levels.

VISION

3. Vision-2021 is to make Delhi a global metropolis and a world-class city, where all the people would be engaged
in productive work with a better quality of life, living in a sustainable environment. This will, amongst other things,
necessitate planning and action to meet the challenge of population growth and inmigration into Delhi; provision of
adequate housing, particularly for the weaker sections of the society; addressing the problems of small enterprises,
particularly in the unorganized informal sector; dealing with the issue of slums, up-gradation of old and dilapidated areas of
the city; provision of adequate infrastructure services; conservation of the environment; preservation of Delhi's heritage
and blending it with the new and complex modern patterns of development; and doing all this within a framework of
sustainable development, public-private and community participation and a spirit of ownership and a sense of belonging
among its citizens.

REVIEW OF PAST EXPERIENCE

4. The process of planned development of the National Capital began with enactment of the Delhi Development
Act 1957, followed by the promulgation of the Master Plan of Delhi in 1962 (MPD-62).

2 THE GAZETTE OF INDIA : EXTRAORDINARY [PART II—SEC. 3(ii)]
5. The MPD-62 set out the broad vision for the development of Delhi and, with a view to realizing the development
plan underlying this vision, a scheme of Large Scale Acquisition and Development of Land was also formulated. The aim of
the latter was to ensure that the spatial pattern of development and use of land could conform to the development plan and
infrastructure and services could be laid out to match the same. At that early stage, the process of planned development
was envisaged as a public sector led process with very little private participation in terms of development of both, shelter
and infrastructure services. The philosophy of public sector led growth and development process continued in general till
the process of economic reforms was initiated in the early nineties. Therefore, the Master Plan for Delhi 2001 (MPD-2001)
also substantially reiterated the planning process, which had been outlined in MPD-62. These plans could be seen mainly
as land use plans with a three level hierarchy i.e. Master Plan, Zonal Plans and Layout Plans for specific development
schemes within each zone.

6. The population of Delhi in 2001 was 138 lakh as against the MPD-2001 projection of 128 lakh. This has had its
inevitable implications and impact in terms of shelter, including squatter settlements, and other infrastructure facilities.

Some issues that arise for consideration and are also directions for policy include:

(i) Review of the scheme of large scale development and acquisition and its relevance in the present context;

(ii) Alternative options for development of areas identified for urbanization in MPD-2021;

(iii) Evolving a system under which planning for, and provision of basic infrastructure could take place simulta-
neously with reference to (i) and (ii) above; and

(iv) Involving the private sector in the assembly and development of land and provision of infrastructure services.

7. One of the most important aspects of planned development pertains to the provision of adequate well-planned
shelter and housing for the different categories of inhabitants of the city. The quantitative and qualitative shortages and
deficiencies in this regard have been observed while formulating the MPD-2021. In turn, this should also be seen in concert
with the involvement of the private sector in land assembly and development.

8. Two major challenges which have emerged in the wake of the developments outlined above relate to the
phenomenon of unauthorized colonies and squatter / jhuggi jhompri settlements. This reality will have to be dealt with not
only in its present manifestation, but also in terms of future growth and proliferation.

9. The exercises done for the MPD-2021 show that there is a need for redevelopment and densification of the
existing urban areas and city improvement. This aspect is a major component of the new Master Plan. It calls for a
comprehensive redevelopment strategy for accommodating a larger population, strengthening of infrastructure facilities
accompanied by creation of more open spaces at the local level by undertaking measures for redevelopment of congested
areas.

10. Another important development observed during the period of the last Master Plan is the phenomenal growth
of automobiles in Delhi. This has resulted in a variety of problems pertaining to congestion, pollution, safety of travel and
parking etc., which need to be addressed.

11. The NCT of Delhi has been divided into 15 Zones from A to H and J to P, of which 8 Zones are in the urban area,
one in Riverbed and remaining 6 in the rural area. So far, Zonal Plans in respect of 11 zones (including sub cities of Dwaraka,
Rohini and Narela) have been notified with the approval of the Government of India. It is pertinent to finalise the Zonal Plans
for all the planning zones within a year from the date of notification of the MPD-2021.

12. The experience of the past two Master Plans shows that projections regarding various basic infrastructure
services have been made with reference to the population growth projections and the increased urbanization requirements.
However, the infrastructure provisions especially those related to water and power have not matched the pace of develop-
ment.

METHODOLOGY ADOPTED FOR PLAN PREPARATION

13. Keeping in view the democratic procedure and statutory obligations, the Draft Plan was prepared after
obtaining the views of the public. It also included extensive consultations at the pre-planning stage by involving local
bodies, Government of NCT of Delhi, public sector agencies, professional groups, resident welfare associations, elected
representatives, etc.


14. The Ministry of Urban development issued guidelines in 2003 for the preparation of the MPD 2021 which inter
alia emphasised the need to explore alternate methods of land assembly, private sector participation, and flexible land use
and development norms. The Authority also had the benefit of the reports of 12 study groups set up with experts and
stakeholders on various aspects such as shelter, demography, conservation, transportation, industry, environment, mixed
use, infrastructure, trade and commerce etc. Details of the study groups are given in Annexure–V. Five seminars were
organised on various aspects involving experts in the field, representatives of GNCTD and local bodies and NGOs.
15. The DDA has also made presentations on the draft MPD 2021 before various forums including the Consulta-
tive Committee of Parliament, Lt Governor, Delhi, Chief Minister Delhi and the Cabinet of GNCTD and the Group of
Ministers set up by the central Government. The Draft MPD 2021 was also discussed at length in the Legislative Assembly
of NCT of Delhi and the suggestions made by the members were considered and forwarded by the Delhi cabinet to the
Authority and the Ministry of Urban Development for its consideration. A large number of representations received in the
Ministry of Urban development from various interest groups such as lawyer, doctors, Chartered Accountants, traders,
residents, etc were also considered. Personal interaction with various interest groups as well as elected representatives
including Members of Parliament, Members of Legislative assembly, Municipal Councillors were held by the Minister and
Minister of state for Urban development at various points in time.
16. The Draft Master Plan was notified for inviting public objections / suggestions through Gazette Notification
dated 16.03.2005 and public notice in newspapers on 08.04.2005. In response, about 7000 objections / suggestions were
received, which were considered by the Board of Enquiry which met on 17 occasions and also afforded personal hearing to
about 611 persons/ organizations. The Authority considered the revised draft MPD 2021 along with the report of the Board
of Enquiry in three sittings held on 29.12.2006, 4.1.2007 and 19.1.2007 before it was sent to the Ministry of Urban Develop-
ment for approval. The Ministry of Urban development considered the proposal in the light of the inputs received from
DDA and from various quarters and finally approved the Master Plan for Delhi 2021 in the present form.
17. The success of Master Plan depends on conversion of the policies and strategies outlined in it into time bound
development and action plans, periodic reviews and close monitoring, besides the people's will and willingness to adhere
to discipline in the use of land, roads, public space and infrastructure. Any issue arising from interpretation of the provi-
sions of this Master Plan will be settled by DDA in consultation if required with central Government.
MAJOR HIGHLIGHTS OF THE PLAN
18. The Master Plan incorporates several innovations for the development of the National Capital. A critical
reform has been envisaged in the prevailing land policy and facilitating public - private partnerships. Together with planned
development of new areas, a major focus has been on incentivising the recycling of old, dilapidated areas for their rejuve-
nation. The Plan contemplates a mechanism for the restructuring of the city based on mass transport. The Perspective Plans
of physical infrastructure prepared by the concerned service agencies should help in better coordination and augmentation
of the services.
19. The Master Plan envisages vision and policy guidelines for the perspective period upto 2021. It is proposed
that the Plan be reviewed at five yearly intervals to keep pace with the fast changing requirements of the society.
20. The following critical areas have been the focal points of the Plan:
(a) Land Policy:
The land policy would be based on the optimum utilisation of available resources, both, public and private in land
assembly, development and housing.
(b) Public Participation and Plan Implementation:
Decentralised local area planning by participatory approach;
Performance oriented planning and development, with focus on implementation and monitoring.
(c) Redevelopment:
Incentivised redevelopment with additional FAR has been envisaged as a major element of city development
covering all the areas;
(i) Planned Areas: Influence Zone along MRTS and Major Transport Corridor; underutilised / low-density areas;
Special Area; shopping / commercial centres; Industrial areas / clusters and resettlement colonies.
(ii) Unplanned Areas: Villages; unauthorised colonies and JJ Clusters.
(d) Shelter:
Shift from plotted housing to group housing for optimal utilization of land;
Private sector participation for development / redevelopment of housing;
Removing unnecessary controls (like height) for optimum utilization of land and to facilitate creation of 'signa-
ture' projects.

Enhancement of ground coverage, FAR and height for all categories of residential plots.
(e) Housing for poor:
In-situ slum rehabilitation, including using land as a resource for private sector participation;
In order to prevent growth of slums, mandatory provision of EWS housing / slum rehabilitation in all group
housing to the extent of 15% of permissible FAR or 35 % of dwelling units on the plot, whichever is higher.
Housing for urban poor to the extent of 50-55% of total;
Recategorisation of housing types, development control norms and differential densities to make EWS /LIG
housing viable and economical.
(f) Environment:
Special emphasis on conservation of the Ridge.
Rejuvenation of River Yamuna through a number of measures including ensuring adequate flow in river by
release of water by riparian states, refurbishment of trunk sewers, treatment of drains, sewering of unsewered areas,
treatment of industrial affluent, recycling of treated effluent and removal of coliforms at STPs .
Provision of lung spaces / recreational areas and green belt to the extent of 15 to 20% of land use.
Multipurpose grounds: A special category for marriages / public functions.
(g) Unauthorised Colonies:
Unauthorised colonies, which are to be regularised as per government policy, should be effectively incorporated
in the mainstream of urban development. This requires provision of infrastructure development, services and facilities for
which differential norms and procedures have been devised.
(h) Mixed Use:
To meet the growing demand of commercial activities and overcome the shortfall of available commercial space,
a liberalized provision of Mixed Use in residential areas has been adopted adhering to the requisites of the environment,
while achieving better synergy between workplace, residence and transportation.
2183 streets have been notified by the GNCTD vide notification dated 15.09.06 for local commercial and mixed-
use activities.
Small shops of daily needs have been permitted on ground floor, in residential areas.
(i) Trade & Commerce:
District & Community Centres are proposed to be developed as facility corridors along major transport networks
to prevent unintended and unplanned ribbon development and for better synergy between public transport and work
centres.
Development of Integrated Freight Complexes / Wholesale Markets at the urban periphery.
Mandatory provisions for service and repair activities.
Informal shops, weekly markets, handicrafts bazaars, used books / furniture / building materials bazaars to be
developed.
Enhancement of FAR.
(j) Informal Sector:
The informal and organised sector is a major source of employment in the economic fabric of the city for which
the following approach is proposed:
Earmarking of 'Hawking' and 'No Hawking' Zones at neighbourhood and cluster levels.
The weekly markets to be identified and planned / developed.
New areas for informal trade to be developed and integrated with housing, commercial, institutional and indus-
trial areas.
Provision of common basic services like toilets, water points, etc.
Institutionalizing designs of stalls, push-carts and mobile vans.
Involvement of NGOs envisaged.
(k) Industry:
Environment as a major concern and listing of prohibited industries.
Modernisation / up-gradation of existing industries including non-conforming industrial centres.
Special provisions for service and repair centres.
Inclusion of new activities like IT industry, etc.
Enhancement of FAR.


(l) Conservation of Heritage:
Identification of heritage zones and archaeological parks.
Development of Special Conservation plans for listed buildings and precincts.
(m) Transportation:
The proposals include the following:
Unified Metro Transport Authority
Synergy between landuse and transport
A new parking policy including private sector development of parking facilities, increase in norms for parking
space, multi level parking and under ground parking.
Integrated multimodal public transport system to reduce dependence on personalised vehicles.
Road and rail based mass transport system to be a major mode of public transport, optimal use of existing road
network and development of missing links.
Restructuring of existing network through expressways, elevated roads, arterial roads, distributor roads and
relief roads.
Provision for introducing cycle tracks, pedestrian and disabled friendly features in arterial and sub-arterial roads.
(n) Health Infrastructure:
Health facilities proposed to achieve norms of 5 beds / 1000 population
Enhancement of FAR for hospitals and other health facilities.
Nursing Homes, clinics etc. also allowed under relaxed Mixed Use norms.
(o) Educational Facilities:
Rationalisation of planning norms with enhanced floor area.
Locating new school sites adjacent to parks / playgrounds.
Provision for vocational and other educational facilities.
Schools and training centres for mentally / physically challenged with differential development norms.
(p) Disaster Management:
Disaster Management centre provided in each administrative zone.
Building regulations for safety of structures as per seismic zone.
Land Use zoning as per microzonation.
(q) Provision of Sports Facilities:
Provisions for sports infrastructure for local, national and international events.
Incentives provided for sports facilities and swimming pools in schools, clubs and group housing.
(r) Focus on Infrastructure Development:
Perspective Plans for Water, Power, Drainage & Solid Waste Management of Service Agencies part of MPD-
2021. Alternative Sources of energy and new technology. The Plan gives emphasis on energy conservation, efficiency and
exploring alternative sources of energy.
Realistic standards of water supply for equitable distribution.
1. REGIONAL AND SUB-REGIONAL FRAME
Delhi as the National Capital has a distinct and unique character. It is a growing and expanding magnet of
attraction for people from all across the country and also a hub for the region surrounding it. Planning for a metropolis like
Delhi, therefore, cannot be limited within its boundaries.
The physical potential for further urbanization within the NCT is reducing although there is a virtual urban
continuum between Delhi and the surrounding areas, which lie in the States of Uttar Pradesh and Haryana. With the
imperatives of growth and development, the problems of Delhi have become complex, which have to be viewed both as a
challenge in terms of the pressures of regular and floating in-migration, as well as an opportunity in terms of planning and
development in a regional context.
1.1 BALANCED REGIONAL DEVELOPMENT
In recognition of the above factors, the Central Government enacted the National Capital Region Planning Board
Act, 1985. The National Capital Region (NCR) Planning Board, constituted under the Act, is charged with the responsibility
of coordinating the efforts of the adjoining States through the instrumentality of Regional and Sub-Regional Plans.
The present National Capital Region (NCR) comprises of a total area of 33,578 sq. km. including areas of Delhi (1483
sq. kms), Haryana (13413 sq. kms.), Uttar Pradesh (10853 sq. kms.) and Rajasthan (7829 sq. kms).


1.2 POLICY ZONES
The Regional Plan 2021 has been drawn up with reference to the following four Policy Zones: -
i. NCT of Delhi.
ii. Central National Capital Region - Central NCR
iii. Highway Corridor Zone
iv. Rest of NCR.
1.2.1 NATIONAL CAPITAL TERRITORY OF DELHI
In the National Capital Territory of Delhi, the basic policy is to achieve environmentally sustainable development/
re-development considering the limitations of land and water with significantly improved quality of infrastructure.
1.2.2 CENTRAL NATIONAL CAPITAL REGION (CENTRAL NCR)
The Central NCR (earlier the Delhi Metropolitan Area) as defined in the Regional Plan - 2021, comprises of the
notified / controlled development areas of the neighboring towns of Ghaziabad - Loni, NOIDA, Gurgaon-Manesar, Faridabad-
Ballabhgarh, Bahadurgarh and Sonepat-Kundli, and the extension of the ridge in Haryana, having an area of about 2000 sq.
kms.
It has been suggested that the opportunities presented by the Central NCR should be maximized to enable it to
compete effectively with the NCT of Delhi, offering comparable employment, economic activities, comprehensive transport
system, housing, social infrastructure and quality of life and environment. Together with this larger industries should be
located in the urbanisable areas in this zone.
1.2.3 HIGHWAY CORRIDOR ZONE
The NCR Plan has proposed promotion of planned and regulated development along the National Highways.
However, while planning for these Zones, due care has to be taken to ensure that the activities being permitted are
segregated from highway traffic through proper green belts, and regulated and controlled access to the Highways. The
identified Highway Corridor Zones will also have to be notified by the respective State Governments with appropriate
regulations for their development.
1.2.4 REST OF NCR
In the Rest of the NCR (approximately 29,795 sq. kms.), the basic policy of the Regional Plan - 2021 is aimed at
accelerated development of the urban and rural areas. For this, infrastructure has to be substantially upgraded at local and
regional level (both by the State and Central Government) in order to induce growth in these areas, specifically in identified
settlements / Metro Centres. It is felt that this will make them more attractive for locating economic and allied activities and
for attracting private sector investment.
1.3. FRAME WORK FOR SUB- REGIONAL DEVELOPMENT
As a follow up of the Regional Plan-2021 and in consonance with, under Section 17 of the NCRPB Act, 1985, a Sub-
Regional Plan for Delhi is to be prepared by GNCT-Delhi. It is suggested that a High Level Group may be constituted by
GNCT-Delhi to implement the policies of the Regional Plan and ensure timely preparation of the Sub-Regional Plan.
As already mentioned Delhi has a limited area of 1483 sq. kms., out of which about half of the area is already
urbanized. For the remaining area, optimum utilization of land is required so that while providing for the urbanization
requirements, the natural features like the ridge and other major green areas, defined water bodies and areas of ecological
importance could be conserved.
In this background, it has been suggested that:
i) As per NCR Plan, no new Central Government and Public Sector Undertaking offices should be located in
NCTD. However, this would be possible only after a time bound action plan is prepared together with suitable incentives
and disincentives.
ii) Industrial growth in Delhi should be restricted to high-tech with emphasis on units, which require skill, less
manpower and energy and do not create pollution / nuisance.
iii) Legal and fiscal measures should be adopted to restrict employment in industries and distributive trade.
iv) Major regional transport corridor and communication network needs to be strengthened to enhance economic
development within the region and decentralization of the distributive trade.
v) The natural features such as Forest, Wild life Sanctuary, Ridge, River Yamuna and other water bodies should
be conserved and kept free from unrestricted and unplanned urban development.
NCR Plan-2021 has proposed the availability of urbanisable land in NCT-Delhi for 2021, which is given in Table 1.0.


Table 1.0: Availability of Urbanisable Land in NCT-Delhi for 2021
S.No. Land Use Area (Ha.) Percentage
to Total
Area (Ha.)
1 Total Geographical Area - NCT Delhi 148300 100
2 Built -up Area (As per IRS IC LISS III Satellite data 1999) 70162 47.31
3 Natural Features (Forest, Wild Life Sanctuary, Ridge, River
Yamuna and Other Water Bodies / Drains) 19509.10 13.16
4 Sub- Total (Built-Up + Natural Features) 89671.10 60.47
5 Balanced land available in NCT - Delhi (1-4) 58628.90 39.53
6 Land to be kept reserved for:
(i) Disposal of Solid Waste generated up to 2051 (sanitary landfill
& statutory green belts) 10000 6.74
(ii) Metro Services / Utilities e.g. power plant, grid station water
and sewerage treatment plant, etc. 10000 6.74
(iii) Agriculture zone in NCT Delhi including dairy farming,
horticulture, greenbelts etc. 11000 7.42
7 Sub Total - 6 31000 20.90
8 Proposed/Actual Land available for urbanization (5-7) 27628.90* 18.63
9 Total Urbanisable area 2021 (including built up area 1999) (2+8) 97790.90 65.94
10 Population, which can be accommodated in 97790.90 ha.
@ 225 PPH = 220 lakh
*This included unplanned and built up area
Source : NCR Plan 2021
2. POPULATION AND EMPLOYMENT
As per 2001 Census, NCT of Delhi had a total population of 138 lakh. NCT Delhi is highly urbanized with 93.18%
of its population living in urban areas as against the national average of 27.81%. During 1991-2001, the urban population of
Delhi increased at 3.87 % annual growth rate. With the continuation of the present population trend, the total population of
NCTD by the year 2011 and 2021 would be 182 lakh and 225 lakh respectively. Envisaging a balanced regional development,
the population for the NCTD has been projected as under:
2.1 POPULATION
The population assignment stipulated in the Regional Plan-2021 for the National Capital Region (NCR) and
National Capital Territory of Delhi (NCTD) are as given below:
Table 2.1. Population Assignment - 2021
Area Population (In lakh)
NCR 641.38
NCTD 220-230
Source: NCR Plan - 2021.
While it may not be possible to make an accurate forecast, the expectation is that the population of Delhi may
range between 220 to 230 lakh in the year 2021. However, requirement of land, provision of infrastructure and transporta-
tion, etc. should be planned for the projected population of 230 lakh.
2.2 POPULATION ESTIMATES AT FIVE YEAR INTERVALS
The population estimates for NCTD at five year intervals are given in the following table:
Table 2.2. Five Yearly estimates of Projected Population
Year Population (In lakh)
2001 138.0
2006 162.0
2011 182.0
2016 199.0
2021 230.0
Source: Census of India and projections by DDA Sub-Group (MPD- 2021)
During the course of implementation of the plan, attempts should be made to restrict the population of Delhi lower
than 220 lakh by 2021. To a substantial extent, this depends on the effective implementation of the policies and proposals

of the Regional Plan -2021 NCR by the Government of NCT Delhi/Agencies, DDA, concerned Central Govt.
Department. and other NCR participating States.
2.3. NATURAL GROWTH AND INMIGRATION
There has been increase in natural growth from 55.80% in 1981 to 59.21% in 1991 and 60.18% in 2001 and decrease
in the net migrants from 44.20% in 1981 to 40.78% in 1991 and 39.82% in 2001. However, a reduction in the rate of natural
growth and increase in migration between 2001and 2021 is envisaged in the MPD 2021. The net increase of population in
NCT-Delhi is given below:
Table 2.3. Population in NCT-Delhi
Year Addition by Natural Growth Increase by Migration Net Increase (in lakh)
12.0 9.52 21.54
1981 (55.8%) (44.2%) (100%)
18.9 13.05 32.0
1991 (59.2%) (40.8%) (100%)
26.66 17.64 44.30
2001 (60.18%) (39.82%) (100%)
24.2 20.0 44.2
2011 (54.8%) (45.2%) (100%)
24.0 24.0 48.0
2021 (50%) (50%) (100%)
Note: Figures (in bracket) indicate percentage to total net increase.

2.4 ELDERLY AND CHILDREN POPULATION
The DDA Sub-group (MPD-2021) projected that the Rate of elderly population (persons aged +60) is expected to
increase from 5.9% in 2001 to 10.7% in 2021. At the same time population of children (aged 0-14 years) would decrease from
29.5% in 2001 to 21.75 % in 2021. The details break-up of elderly people and children are given below.
Table 2.4. Elderly and Children population
Year Population in lakh
Elderly Children
(+60year) (0-14year)
1991 4.5 (4.8%) 32.8 (34.8%)
2001 8.1 (5.9%) 40.6 (29.5%)
2011 14.2 (7.8%) 45.0 (24.7%)
2021 24.6 (10.7%) 49.9 (21.7%)
Figures (in bracket) indicate percentages to the total population.
The above age-group wise distribution of population should form the basis for providing special facilities to the
elderly such as old age homes, low floor buses, special seats in buses, special seats in public toilets and ramps in public
buildings.
2.5 EMPLOYMENT
The participation rate (Working Population / Total Population × 100) for the last two decades for Delhi is as given
below :
Table 2.5. Participation rate of population
Year Male Female Total
1991 28.8 3.7 32.5
2001 28.3 4.4 32.72

With the generation of employment in different sectors, the participation rate for 2021 would be 38.1 percent in
NCTD. Based on the assigned population of 220 lakh, this would generate a total work force of 83.82 lakh by 2021.
2.6 PROJECTED WORK FORCE FOR NCTD-2021.
The work force in different economic sectors has been assigned as follows:
Sectors Work Force
(in lakh) %
1) Agricultural etc. 0.67 0.8
2) Manufacturing, Processing, Servicing, Repairs Household Industry 0.34 0.4
3) Other than Household Industry 17.52 20.9
4) Construction 5.95 7.1
5) Trade and Commerce 25.31 30.2
6) Transport, Storage & Communications 6.20 7.4
7) Other Services * 27.83 33.2
Total 83.82 100
Source: Census of India and projections by DDA Sub-Group (MPD- 2021).
*Includes Central Govt., Quasi Govt., Delhi
Admin., Local Bodies and Private Sector etc.
The demographic trends indicate the following:
(i) The rate of growth of the elderly population is expected to show an increasing trend from 5.9% in 2001 to
10.7% in 2021.
(ii) It is projected that the gender composition will shift significantly to a greater parity between numbers of
males and females with 102 lakh females and 106 lakh males in 2021.
The trend discerned from a comparison of the 1991 Census and 2001 Census shows that the percentage of
combined workforce in 'Primary activities, Industry & Construction' is declining and that in 'Services' is increasing. In
keeping with this decline, emphasis should be laid on tertiary sector activities such as commerce, sports, IT applications,
cultural activities and tourism.
3. DELHI URBAN AREA -2021
In 2001, about 702 sq km of area was estimated to have been built up, accommodating about 138 lakh population.
To accommodate the projected population of 230 lakh by the year 2021, a three-pronged strategy is recommended:
(i) To encourage the population to deflect in the NCR towns.
(ii) To increase the population holding capacity of the area within existing urban limits through redevelopment; and
(iii) Extension of the present urban limits to the extent necessary.
3.1 POPULATION HOLDING CAPACITY OF DELHI
The area within the existing urbanisable limits of Delhi Urban Area-2001 consists of the planning zones A to H and
the Dwarka, Rohini, Narela Sub-city projects. Population holding capacity of A to H zones is to be enhanced through a
redevelopment strategy and modified development norms. This will be related with:
(i) Residential development types and their potential for higher absorption.
(ii) Redensification of housing areas developed at lower densities and along selected sections of the Metro
corridor.
(iii) Redevelopment areas should be identified by the concerned agencies and Special Redevelopment Schemes
should be prepared with regard thereto for implementation within a stipulated time framework.
(iv) Employment areas / centres
(v) Augmentation and rationalisation of infrastructure - physical and social.
(vi) Increase in transportation network capacity.
The holding capacity of Dwarka, Rohini Phase III, IV & V and Narela is proposed to be enhanced through:
(i) Early and full utilisation of the planned areas and,
(ii) Implementation of the schemes under planning stages.
Existing residential areas may provide a potential to accommodate about 153 lakh population ultimately i.e. 114
lakh in Zones A to H and 39 lakh in Dwarka, Rohini Phase III, IV & V and Narela.

Table 3.1: Zonewise Estimated Holding Capacity of Existing Urban Area
(Population in '000)
Zone Holding capacity Existing population Holding capacity
MPD 2001 2001 2021
A 420 570 570
B 630 624 630
C 751 679 788
D 755 587 813
E 1789 2798 2800
F 1278 1717 1975
G 1490 1629 1955
H 1865 1226 1865
Sub total 8978 9830 11400
Dwarka 597 1300
Rohini III 96 160
Rohini IV& V 198 820
Narela 179 1620
Sub total 3222 1070 3900
GRAND TOTAL 122 Lakh 109 lakh 153 Lakh
Note: Population figures are only broad planning guidelines.
The remaining population for the year 2021 will have to be accommodated in the planned new urban extensions.
3.2 URBAN EXTENSION
Out of the remaining 77 lakh (230-153 lakh) population, 29 lakh already exists in villages, census towns, unauthorised
colonies and JJ clusters in the present rural areas. Therefore about 48 lakh additional population is to be accommodated in
the future urban extensions.
Due to land constraint in the NCTD, the areas earmarked as rural / agricultural in the previous Master Plans have
always been under pressure for utilisation for various urban activities and have virtually lost their original character. In
future, urbanisation has to be in the areas that have development pressure/potential like the areas along the major transport
corridors and fringes of already urbanised areas. It is envisaged that major rural areas would be absorbed as urban
extension from time to time with due regard to balanced city development.
At the first instance, to accommodate the projected additional population @ 250-300 pph average city level
density, the requirement for urban extension would be 20,000-22,000 ha. of land within development time frame of 15 -16
years. The immediate urban extension could be in the zones of J to L, N & P (I & II). The land required for urban extension,
will have to be assembled for planned development. Considering the constant pressure on the rural land, new farmhouses
and motels shall not be permitted in the proposed Urban Extension as per MPD-2021.
3.2.1 GREEN BELT
The previous Master Plan proposals for retention of Green Belt have not been maintained and a considerable part
has already been utilised for both, planned and unplanned developments.
The Plan stipulates that the land upto the depth of one peripheral village revenue boundary along the border of
NCTD, wherever available, would be maintained as Green Belt. Considering the constant pressure on the rural land, new
motels shall not be permitted in the green belt. However, existing village abadis, regularized unauthorized colonies and
approved motels may continue in the green belt. (Refer Table 9.4, Chapter 9.0 Environment, for permissibility). GNCTD shall
be responsible for ensuring utilization of land in Green belt in accordance with permissible uses.
Land in the Urban Extension is proposed to be broadly distributed in different land uses in the following manner
as shown in Table 3.2.
Table 3.2: Land use Distribution
Land use % of Land
Residential 45-55
Commercial 4-5
Industrial 4-5
Green/ Recreational* 15-20
Public & Semi-Public Facilities 8-10
Circulation 10-12
* This does not include green areas within the various gross land use categories.
On an average the space required per person would be 40 sqm, covering about 920 sqkm of urban area for the
projected population of 230 lakh in year 2021.
3.2.2 HIERARCHY OF URBAN DEVELOPMENT
A planned city for an environment of convenience should have a hierarchical cellular structure; with nuclei to contain
essential facilities and services at different levels. The pattern of a community module is conceived as residential area
containing a 'neighbourhood' with senior secondary school and shopping facilities for day-to-day needs. The higher level
of additional facilities is to be provided at Community, District and Zonal/sub-city levels. Such a structure could be
maintained in the process of the preparation of plans on the basis of the standards set in the Table 3.3:


Note :
i. Post office counter, telegraph office, courier service counter, Internet counter, Bank counter/ATM permitted in all
use zone/under mixed use as per requirement.
ii. These are suggestive norms and lower norms could be adopted in built up areas/special areas, etc.
iii. For the Zonal Development Plans in Urban Extension, the facility belts/corridors shall be detailed out in the layout
plans.
3.3. REDEVELOPMENT OF EXISTING URBAN AREA
The scope for development of urban extensions on a large scale is restricted due to limitations of buildable /
urbanizable land in Delhi. Therefore, the option of redevelopment through a process of reorganisation and utilisation of the
land already developed will be a major element of the overall city development plan.
A redevelopment strategy for accommodating more population in a planned manner is to be taken up on priority
in all use zones for efficient and optimum utilization of the existing urban land, both in planned and unplanned areas. This
would have to be based on provision of infrastructure viz. water supply, sewerage, road network, open spaces and the
essential social infrastructure.
To encourage the growth impulse for regeneration in the target redevelopment areas, the possible incentives and
modalities recommended include grant of planning permission at the scheme level with permission to reorganize/pool
properties for planning purposes, provision of social infrastructure through Transferable Development Rights or Accom-
modation Reservation and reduced space standards for unplanned areas, enhanced FAR for specified redevelopment areas
and application of flexible concept of mix-use zones in Special Area & Villages on scheme basis.
3.3.1. REDEVELOPMENT STRATEGY
The target areas for redevelopment will have to be identified on the basis of their need for up-gradation and
potential for development. Redevelopment Schemes will be prepared by the respective local body / land owners / residents.
The concerned local body should promote private land owners to take up assembly and redevelopment of a minimum area
of 4 hectares. Some of the areas identified are:
3.3.1.1. Planned Areas
A. Influence Zone along MRTS and major Transport Corridor
Growth of Delhi over the years has been on the ring and radial pattern with reliance on road based public transport.
The development envisaged by the previous Plans was poly nodal with hierarchy of Commercial Centres located either on
ring or radial roads. The proposed MRTS network will bring sizable urban area within walking distance from the proposed
stations. This will have an impact on the existing structure of the city and consequently its development. This changed
scenario provides opportunities for city restructuring and optimum utilization of the land along the MRTS corridors. In this
process, a sizable proportion of the additional population with requisite facilities and employment can be absorbed along
these corridors.


Influence Zone along MRTS corridor is envisaged as intensive development zone. The scheme for Redevelop-
ment of Influence Zone shall be prepared on the basis of the following:
i. Maximum upto 500 m. wide belt on both sides of centre line of the MRTS / Major Transport Corridor (to be
identified in consultation with GNCTD) will be designated as Influence Zone which will be identified in the
respective Zonal Development Plans.
ii. Entire approved layout plan of a scheme will be included in the zone if more than 70% of the plan area falls inside
the influence zone. In case of large schemes, block / pocket boundary should be considered as one scheme for
this purpose.
iii. The approval of schemes will be granted only after commencement of execution of the respective phase of
MRTS.
iv. Development Controls applicable will be as permissible for the respective use zones / use premises.
v. Higher FAR and height can be availed of through the preparation and approval of comprehensive integrated
scheme.
vi. In the proposed Urban Extension areas the land uses will be integrated with the proposed movement corridors
at planning stages only.
vii. The following areas shall be excluded from the enhancement of FAR: -
- Lutyens' Bungalow Zone, Chanakya Puri., DIZ Area and Matasundari Area.
- Civil Lines Bungalow Area.
- Monument Regulated Zone (As per ASI guidelines).
- Property development of DMRC.
- Comprehensive commercial schemes.
B. Re-densification of low-density areas.
There is a large proportion of underused land with a number of vacant sites as well as dilapidated built-up areas
lying vacant in the city. Many of such areas are owned by Government of India. Such areas are recommended to be planned
for redevelopment with higher density in order to make optimum use of land resource as per the prescribed norms.
C. Redevelopment of Other Developed areas
In Delhi, including New Delhi (NDMC area), a large number of housing, commercial and industrial areas are old and
characterized by poor structural condition, sub-optimal utilisation of land, congestion, poor urban form, inadequate infra-
structure services, lack of community facilities, etc. These are to be redeveloped as per the prescribed norms and develop-
ment controls and with the initiative / consultation with the Residents' society / RWA / Traders' Associations.
3.3.1.2. Special Area
The Special Area as defined in the Plan has been divided into three separate parts, namely (i) Walled City (ii)
Walled City and Extension and (iii) Karol Bagh. These are characterized by a mix of different land uses and have similarities
in compact built form, narrow circulation space and low-rise high-density developments, mainly accommodating residen-
tial, commercial - both retail or wholesale and industrial uses. Therefore, it is important that the areas, which are already
established with identified uses, continue to play an active economic role. The Authority may further designate certain
other areas as 'Special Area'.
The strategy is to provide suitable framework for allowing mix-use activities appropriate to the character of the
areas as per the individual schemes having greater flexibility in terms of permitting variety of uses namely, commercial use
(shops, offices, banks etc.), household industries or outlets for specialized services etc. However, the criterion of selection
of the mix-use activities shall be as per Mixed Use Regulations.
Required parking and open spaces will have to be provided as per the norms, while reduced space norms for other
facilities may be accepted. The redevelopment areas should ensure modern services and amenities, thereby eliminating risk
generating structures and activities.
The regulations for Special Area shall be different from other areas. All these areas are to be brought within the
planning purview. For this, the owners can jointly redevelop on the basis of the norms and regulations to be prescribed.

A. Shahjahanabad (Walled City)
The most important part of the Special Area is the traditional City of Shahjahanabad, part of which is a core of the
business district. The area is prone to commercialisation, particularly with improved accessibility due to the MRTS. The
Plan proposes to regulate and shift noxious and hazardous wholesale trades and industrial activity from this area.
Traditional areas in Walled City need special treatment to conserve its heritage value while retaining the residen-
tial character. Redevelopment of government owned katras is to be taken on priority. However, redevelopment would also
be promoted in privately owned katras simultaneously. Permission of activities in use premises and building control
regulations shall be as follows:
(i) The area surrendered for public facilities or for heritage value to be used as tradable FAR.
(ii) Street pattern:
The street pattern in residential area is proposed to be restructured with linkages from the metro stations. The
minimum road width and prioritizing of road widening are dictated by fire and other disaster management
criteria. The streets, having 30m to 50m lengths, shall have a minimum of 3m width and streets having more than
50m length shall have a minimum of 4.5m width. Common facilities shall be located with linkages to pedestrian
roads and metro stations.
(iii) Subject to preparation and approval of an Integrated Redevelopment Scheme, higher FAR and other develop-
ment controls can be considered. This provision is also subject to requirement of heritage controls, parking,
accessibility of emergency vehicles and basic services.
B. Walled City Extension
Pahar Ganj, Sadar Bazar, Roshanara Road and their adjoining areas comprise the Walled City and Extension. These
are old congested built-up areas and for up-gradation of the environment in these areas, minimum level of infrastructure and
parking facilities should be provided.
The redevelopment in these areas shall be in accordance with the respective comprehensive redevelopment
schemes with conservative surgery as a planning tool, as far as possible.
In the Special Area Plan, use zones have been marked in different pockets of the `Other Urban Renewal Areas'.
These pockets shall be planned for the respective use zones assigned. The redevelopment schemes for different use zones
shall generally adopt regulations prescribed in the Development Code except in cases where special provisions have been
made / proposed in this Plan.
C. Karol Bagh
Karol Bagh has become one of the important commercial centre outside the Walled City. The invasion of commer-
cial activity has pushed out the residential use substantially. Karol Bagh area is due for comprehensive redevelopment on
the basis of mixed-use concept with provisions of parking and up-gradation of facilities and utilities. The gridiron pattern
should be treated as an asset to regulate and pedestrianize the traffic movement.
3.3.1.3. Unplanned Areas
A. Slum and JJ Clusters, Resettlement Colonies and Unauthorised Colonies
In-situ up-gradation of the land pockets of slum and JJ Clusters, which are not required for public / priority use is
the first option for provision of affordable housing for rehabilitation of squatters. Resettlement colonies though planned,
are also to be upgraded in a similar way for infrastructure provision. Similarly, unauthorized colonies slated for regulariza-
tion are also proposed to be improved through redevelopment by ensuring participation of the inhabitants.
B. Villages
The villages in Delhi have undergone significant physical and functional transformation related with their specific
location. Villages are characterized by a mix of different land uses and have similarities in compact built form, narrow
circulation space and low-rise high-density developments. These mainly accommodate residential, commercial and indus-
trial uses and function as a mix. It is important that these areas, which are already established with identified uses, continue
to play an active economic role.
Comprehensive schemes for the development of villages should be prepared by the concerned local bodies with
the aim of provision of optimal facilities and services within the abadis and integration with the surrounding areas. Towards
the latter objective, development along the peripheries of the villages should be carefully planned, wherever necessary for
the provision of services and green / open areas, circulation, etc. This aspect should also be kept in view while preparing
layout plans for urban extension areas.
For provision of social and educational facilities, reduced space standards shall be adopted. The facilities like
community hall, dispensary etc. may be grouped together depending on the availability land. Small shops shall be permis-
sible in residential plots on ground floor as per provisions of Mixed Use Regulations in village abadi including rural (para
15.6.3).

3.3.2 GUIDELINES FOR REDEVELOPMENT SCHEMES
The basic objective of redevelopment is to upgrade the area by implementing specific schemes on the basis of
existing physical and socio-economic conditions in the following way:
(i) Influence Zone along MRTS Corridor and the Sub-Zones for redevelopment and renewal should be identified
on the basis of physical features such as metro, roads, drains, high tension lines and control zones of Monu-
ments / Heritage areas, etc.
(ii) The residents / cooperative societies/ private developers should get the layout and services plan prepared in
consultation with the concerned authority for approval.
(iii) Within the overall Redevelopment / Regularisation plans, building plan approval shall be at following two
stages:
(a) Planning Permission for an area of around 4 Ha. This permission may not be required in case an approved
layout / Redevelopment / Regularisation plan exists.
(b) 1. Cluster Block for a minimum area of 3000 sq.m. The owners should pool together and reorganise their
individual properties so as to provide minimum 30% of area as common green / soft parking besides
circulation areas and common facilities.
2. Individual buildings shall be given sanction by the concerned authority within the framework of cluster
block approval.
(c) The norms of Group Housing with respect to ground coverage, basement, parking, set backs etc. (except FAR)
shall be applicable.
(iv) Amalgamation and reconstitution of the plots for planning purpose will be permitted.
(v) To incentivise the redevelopment a maximum overall FAR of 50% over and above the existing permissible FAR
on individual plots subject to a maximum of 400 shall be permissible. Higher FAR shall however not be permis-
sible in redevelopment of Lutyens Bungalow Zone, Civil Lines Bungalows Area and Monument regulated
Zone.
(vi) In case of plots with service lanes, the lane area may be included in the scheme. However, no FAR / coverage will
be granted and the area shall be used as public area.
(vii) The standards of housing density, minimum width of roads and community facilities can be relaxed, wherever
justified, by planning considerations (e.g., pedestrianization of the area).
(viii) The Public and Semi-public uses and services like hospitals, dispensaries, colleges, schools, police stations, fire
stations, post offices, local government offices, parking etc. shall be retained in their present locations as far as
possible and if not, relocated as part of the redevelopment scheme. Alternative sites shall be indicated in the
Redevelopment Schemes / Zonal Development Plans. Any change or addition thereof shall be in accordance
with the overall policy frame prescribed in the plan.
(ix) Reduced space standards may be adopted for community facilities / social infrastructure for the areas men-
tioned in 4.2.2.2 B sub para (ii) 'social'. The land required for any public purpose may be acquired with the
consent of the owner through issue of Development Rights Certificate in lieu of payment towards cost of land
as per the prescribed regulations. The concept of Accommodation Reservation i.e. allowing construction of
community facilities without counting in FAR may also be utilized.
(x) Subject to preparation and approval of integrated / comprehensive Redevelopment schemes and provision of
parking and services, up to 10% of the FAR may be allowed for commercial use and 10% of the FAR for
community facilities with a view to trigger a process of self-generating redevelopment.
(xi) The circulation pattern should include segregation of pedestrian and vehicular traffic, entry control, access of
emergency vehicles to every block, provision of adequate parking etc.
(xii) Appropriate levies for increased FAR, and landuse conversion shall be charged from the beneficiaries by the
competent authority as per prevailing rules / orders.
(xiii) Urban Design and Heritage to be ensured as per the guidelines.
(xiv) The land use shall be governed as per the Master Plan / Zonal Development Plan. The non-residential use will
be permitted as per the provisions of the Mixed Use Regulations and Special Area Regulations.
(xv) The planning of Physical Infrastructure shall be as per note (iv) of Table .4.2 of Chapter 4.0 Shelter.


4. SHELTER
The policy regarding "Shelter" is based on the goal of ensuring 'Shelter for All' by harnessing the potential of the
public, private / corporate and household sectors. It aims to ensure effective housing and shelter options for all citizens,
especially for the vulnerable groups and the poor, by creation of adequate housing stock on either rental or ownership
basis. It envisages the role of the public agencies as facilitator through policy and strategic interventions.
Housing has a strong spatial relationship with employment, social services and other urban activities. The policy
for development of housing could act as major tool for influencing the efficiency and equity of urban areas, besides its
direct role in the provision of shelter.
4.1 HOUSING NEED
As per the Census 2001, Delhi has 24.5 lakh Census houses under the category of residence and residence-cum-
other uses, in which 25.5 lakh households are residing. This reflects a net housing shortage of about 1.0 lakh houses /
dwelling units. The households are accommodated in a variety of housing types including different categories of planned
built housing, squatter settlements, unauthorized colonies, traditional areas and villages. The Sub-group on Shelter noted
that up to the year 1991, the contribution to housing stock through institutional agencies was only 53% (excluding squatter
housing). Therefore, the component of housing through non-institutional sources, viz., unauthorized colonies, squatter /
JJ clusters, etc., is quite significant. This trend has continued in the current decade as well and has to be kept in view while
determining the plan and strategy for housing.
Based on the projected population of 230 lakh by 2021, the estimated additional housing stock required will be
around 24 lakh dwelling units. This includes an estimated housing requirement of 20 lakh dwelling units for additional
population and backlog of about 4 lakh units comprising of 1 lakh net shortage and the rest by dilapidated and Kutcha
structures requiring replacement.
It has also been assessed that around 40% of housing need can potentially be satisfied through redevelopment /
up-gradation of existing areas of Delhi. This may be met in the present urban limits of A to H zones and in the sub cities of
Dwarka, Rohini and Narela. This implies that the remaining 60% of the requirement would have to be met through 14.4 lakh
new housing units to be provided in new areas. In order to ensure that housing need is accommodated in the urban
extension, the Zonal Plans for 2021 should be prepared within 12 months.
Keeping in view the socio-economic composition of the population, it is estimated that around 50-55% of the
housing requirement would be for the urban poor and the economically weaker sections in the form of houses of two rooms
or less. Based on past experience it is necessary to distinguish between the urban poor comprising the inhabitants of
squatter settlements / pavement dwellers, etc. and other economically weaker sections of the society, conventionally
classified in the form of EWS, LIG, etc. The role of the government would have to be both as a provider and facilitator. The
category of the urban poor is to be broadly catered in old and new urban areas through up-gradation of old / traditional
areas, employers and industrial housing, group housing and also in unauthorised regularised colony infills.
A possible indicative scenario in terms of mode of housing supply in different types of development for the next
two decades emerges as under:
Table 4.1 Indicative Distribution of Housing Types
Housing Type Developm Housing Component
Agencies %
EWS/ Others Total
LIG
Slum & JJ - Public 25 - 25
In-situ Rehabilitation; Private,
Relocation / Recons- Co-op Society
truction &
Up-gradation.
Houses on Inde- Public, 4 4 8
pendent Plots & Private
Redevelopment
Group Housing Public, 14 28 42
(Min. 35% of total Private
DUs mandatory 2 Co-op Society
room or less)
Employer Housing Central / State Govt. 2 2 4
Unauthorised Regula- Co-op Society/ / 6 9 15
rised colonies infill Residents'/Asso-
ciation /Private
Other Housing areas/ Public, 3 3 6
Up-gradation of Old Private
areas Traditional areas/ Co-op Society
Villages
TOTAL 54 46 100


4.2 HOUSING STRATEGY
The proposed housing strategy incorporates specific approaches for development of new housing areas, up-
gradation and re-densification through redevelopment of existing housing areas including unauthorized colonies, housing
in villages and Special Area. Looking at the possible distribution of housing types, the future requirement of shelter
provision will be dominated by small dwelling units. In view of the limited availability of land and increased requirement of
housing, plotted residential development shall be discouraged.
It is proposed to adopt a multi-pronged housing strategy for provision of housing stock and for delivery of
serviced land, involving the private sector to a significant extent, public agencies and co-operative societies etc. The
overall responsibility for provision of land and facilitation of adequate housing to meet the projected demand lies with the
DDA in collaboration with GNCTD and other agencies.
Planning norms, land use zoning, density, FAR, and building controls have been reviewed for housing, both in
new areas to be opened up and for redevelopment of existing areas. In the context of housing strategy, it is essential to
optimise utilization of land and space with a view to increasing net residential density. These norms and controls should
also be reviewed periodically (preferably every five years) by DDA and suitably modified / updated to meet the requirements
of the citizens. It has been observed that the practice of prescribing FAR / density norms without distinguishing between
housing categories in terms of plinth area, can result in over population or under population on the one hand, and non-
optimal design and under-utilisation of the utility network, on the other. The norms should provide options to achieve the
density and FAR both in Ground + 3 or 4 storeyed walk-up structures, without lift or in high-rise construction. A fixed
density could lead to under utilisation of FAR or imposition of artificial limits to optimal use of land, which is a scarce
commodity. Therefore, the following density norms, with corresponding category of dwelling unit (DU) sizes are proposed:

Slum/EWS housing (upto 30 sq.m)-600 DUs/Ha
Category I (above30-upto40sq.m.)-500 DUs/ Ha
Category II (above40-upto80sq.m.)-250 DUs/ Ha
Category III (above80sqm) - 175 DUs/Ha
The Central Government may relax density and other norms in consultation with DDA for public housing and
projects of national importance.
In case of plotted development, the permissible number of dwelling units will be as prescribed for different plot
sizes given in the development controls.
In case of Bungalow area (Part zone D) any residential density in group housing pockets shall be prescribed on the
basis of detailed scheme.
In case of Civil Lines Bungalow Area, the development controls for group housing shall be as prescribed in the
Zonal Development Plan of zone 'C'.
To make the construction activity more environment friendly, the choice of alternative building materials and
techniques have to be reoriented and promoted for construction activity. Building technology parks and mobile expositions
for cost effective materials and techniques are to be explored for new housing areas and redevelopment schemes. Standard
specifications may also be incorporated in the Government Schedule and may be adopted for public buildings and housing
schemes.
4.2.1 NEW HOUSING AREAS
Even if the assumptions regarding the extent of housing that could be met by redevelopment of the existing areas
actually materialize, there would still be a need for the development of housing to the extent of at least 75,000 DUs per annum
in different categories. This implies that specific plans would have to be evolved by DDA with the approval of the
Competent Authority and action be taken with reference to the following:
(i) Determination of area requirement;
(ii) Identification of the areas for urbanization / housing development;
(iii) Evolving the pattern and norms for new housing development;
(iv) The mode and manner of development, and the roles of the private and public sectors in this process.
As already indicated, more than 50% of the new housing would be in the form of one and two room units with
average plinth area of about 25 sq.m. to 40 sq.m. The average plinth area per house to be achieved in various neighbourhoods
will also depend on composition of various income groups to be accommodated in the composite housing schemes.
The policy should indicate that EWS & LIG houses after construction by a private group shall be handed over to
the nodal agency/ agencies and these should be allotted to eligible beneficiaries.

The new housing developed through the aforementioned methods should be based on a composite area basis and
should cater to the special needs of elderly, handicapped and single occupants. With these aspects and planning norms,
the land required to be developed in new housing will be to the tune of around 450-500 ha. per annum.
4.2.2 RESTRUCTURING AND UP-GRADATION OF THE EXISTING AREAS
In Delhi, a large number of areas are old and are characterized by poor structural condition of buildings, sub-
optimal utilisation of land, congestion, poor urban form, inadequate infrastructure services, lack of community facilities, etc.
The housing stock in both planned and unplanned areas can be enhanced through various approaches as given below.
4.2.2.1. Planned Areas
A. Plotted / Group Housing
The flats built by DDA, particularly those, which have become aged, may be redeveloped with permission and
subject to the condition that the structural safety of other flats is not impinged. Already developed group housing inclusive
of public (DDA and others), co-operative housing may be redeveloped on the basis of prescribed norms and regulations by
formulating co-operative societies or self-managing communities. The funds for redevelopment should be contributed by
the residents.
B. Employer Housing
In Delhi after Independence, substantial areas were developed at low density and have potential for densification.
These are mainly government and cantonment areas. In order to optimally utilise these prime lands there is need of intensive
development. On a conservative estimate the present housing stock can be increased to more than double. Infrastructure
enhancement and provision for additional housing can be financed from the funds generated through cross-subsidisation
between commercial and residential use for EWS and LIG categories.
C. Bungalow Area
Lutyens' Bungalow Zone comprises of large size plots and has a very pleasant green environment. The essential
character of wide avenues, large plots, extensive landscape and low rise development, has a heritage value which has to be
conserved. Mixed use, high intensity development along MRTS corridor and de-densification of trees / reduction of green
cover is not permitted at all. The strategy for development in this zone will be as per the approved plans and the LBZ
guidelines, as may be issued by the Government of India from time to time.
Civil Lines also has Bungalow Area of which the basic character has to be maintained.
4.2.2.2. Traditional Inner City and Unplanned Areas
The congested areas of the city have a predominant residential component like Shahjehanabad (Walled City), and
its Extensions, Karol Bagh (Special Area) and villages. The unauthorised / regularised colonies, which are unplanned areas,
have a role to play as a housing stock provider. All these areas should be redeveloped ensuring modern services and
amenities for a safe residential environment and in the process, eliminating risk prone structures and activities. The owners
can jointly redevelop the areas based on the prescribed guidelines.
A. Special Area and Villages
The Old City areas, Shahjehanabad (Walled City), and its Extensions, Karol Bagh (designated as Special Area) are
fast changing their residential character to non-residential use, but still have a residential component. The non-residential
uses of varying degrees have developed with time depending on their location, related with accessibility and the established
trade.
In the case of traditional inner city areas, it is essential first to distinguish between the heritage segment of the area
and the non-heritage segment of the area. Well-designed Special Area Redevelopment Schemes must be prepared for
traditional areas giving the development control parameters for the heritage areas keeping in view archaeological norms /
architectural character and general parameters for the non-heritage segment of the traditional area. Each Special Area
Redevelopment Scheme should entail an enumeration of the monuments and old buildings within the heritage areas, which
must be conserved. The MCD is the nodal agency who should prepare Special Area Redevelopment Schemes for all
traditional areas within a time frame.
The basic objective of Special Area Redevelopment Scheme in traditional areas is to bring about in situ
improvements which help in improving architectural character of the area, i.e., design and layout, as well as revitalising trade
and commerce in the area.
The villages are also considered at par with these as they also have the same traits. The socio-economic changes
in these old unplanned areas, especially in villages, have been substantial. The redevelopment plans should ensure that the
permissibility of mixed use zoning at property or within the premise level is compatible to the predominant residential areas.

B. Unauthorised / Regularised Unauthorised Colonies
Unauthorised colonies in Delhi pose a serious human problem as a huge population is living in these colonies. The
issue of existing unauthorized colonies has engaged attention since the mid-seventies when a policy for regularization was
formulated. 567 out of 607 listed unauthorized colonies were regularised till October 1993, but many more unauthorized
colonies have come up since then. Such colonies are to be identified by the Govt. of NCTD.
The present method of regularization of unauthorized colonies is by the provision of basic infrastructure to
improve the environment. However, regularization has not really brought in any tangible improvement. Effectively, the
process has only led to de-facto tenure rights on the land and access to services.
In all unauthorised colonies whether on private or public land, regularization should be done as per the government
orders issued from time to time. It must be ensured that for improvement of physical and social infrastructure, the minimum
necessary / feasible level of services and community facilities are provided.
(i) Physical: Plans for provision of services shall be prepared by the concerned local bodies.
(ii) Social: For provision of social facilities, reduced space standards shall be adopted. Depending on the
availability of land, facilities like community hall, dispensary etc. can be grouped together.
(a) Primary school 800 sq.m. per 5000 population
(b) Sr. Secondary School 2000 sq.m per 10000 population
The above norms can be further relaxed for existing recognised schools on the basis of minimum norms prescribed
by the Education Department, GNCTD / Central Board of Secondary Education.
(c) The following facilities can be clubbed in a composite facility centre (500-1000 sqm.)
(i) Multi-purpose community hall - 100 sqm.
(ii) BastiVikas Kendra - 100 sqm.
(iii) Religious site - 100 sqm.
(iv) Police Post - 100 sqm.
(v) Health Centre - 100 sqm.
(vi) Park/Shishu Vatika- 200 sqm.
(vii) Area for essential retail outlets e.g., Milk Booth, Fair Price Shop, Kerosene shop, etc. may be provided.
(viii) Provisions for informal trade units and weekly market to be made, wherever necessary.
4.2.3. HOUSING FOR URBAN POOR
The category of urban poor for purpose of the Plan would mainly comprise the inhabitants of squatter settlements
and informal service providers. Such services could include domestic help, hawkers and vendors, low paid workers in the
industrial, commercial and trade / business sectors, etc. These include both existing population and future migrants. In
terms of housing requirements of the city, this continues to be the single biggest challenge and would require a mix of
approaches and innovative solutions.
4.2.3.1. Rehabilitation/Relocation of Slum & JJ Clusters
In so far as the existing squatter settlements are concerned, the present three-fold strategy of relocation from areas
required for public purpose, in-situ up-gradation at other sites to be selected on the basis of specific parameters and
environmental up-gradation to basic minimum standards shall be allowed as an interim measure. Rest of the clusters, till
they are covered by either of the first two components of the strategy, should be continued.
During the Plan period 1981-2001, sites and services approach based relocation was employed in which resettlement
of squatter slums was done on 18 sqm and 12.5sqm. plots (transit accommodation) allotted to eligible persons on licence
basis. This has led to a number of aberrations and there are several aspects, due to which this approach needs to be
progressively abandoned and substituted by an alternate approach. Broadly speaking this alternate approach should have
the following components:
(i) Resettlement, whether in the form of in-situ up-gradation or relocation, should be based mainly on built up
accommodation of around 25 sq. m with common areas and facilities, rather than on the model of horizontal
plotted development.
(ii) The concept of land as a resource should be adopted to develop such accommodation with private sector
participation and investment, to the extent possible.
(iii) Incentives by way of higher FAR, part commercial use of the land and, if necessary and feasible, Transfer of
Development Rights should be provided.
(iv) A cooperative resettlement model with adequate safeguards may be adopted with tenure rights being
provided through the institution of Co-operative Societies.
(v) The provision of accommodation should be based on cost with suitable arrangements for funding / financing,
keeping in view the aspect of affordability and capacity to pay.

(vi) In cases of relocation, the sites should be identified with a view to develop relatively small clusters in a
manner that they can be integrated with the overall planned development of the area, particularly keeping in
view the availability of employment avenues in the vicinity. Very large resettlement sites could lead to a
phenomenon of planned slums.
(vii) Suitable arrangement for temporary transit accommodation for families to be rehabilitated should be made.
This may preferably be near or at the same site and the utilization of these may be synchronised with the
phases of implementation of the scheme of in-situ up-gradation.
(viii) Community Based Organisations (CBOs) and Non-Governmental Organisations (NGOs) should be closely
involved in the resettlement process.
4.2.3.2. Resettlement Colonies
Most of the resettlement colonies have been provided with essential services, but the immediate need is of
individual services i.e. water, sewerage and electricity. To ensure healthy and better environment, the construction of
houses needs to be based on approved / standard building plans.
Co-operative societies / private developers / govt. agencies may come forward for redevelopment based on the
incentives as applicable for the Squatter Rehabilitation Scheme. Reconstruction of existing plotted development, group
housing should be encouraged as per the Redevelopment Guidelines given in para 4.2.3.4.
4.2.3.3. New Housing for Urban Poor
New housing should be in the form of one or two room units, which would be developed through public and
private agencies and through Cooperative societies. As this category constitutes bulk of the housing stock that has to be
catered at an affordable price to the lowest income bracket as housing for Economically Weaker Sections (EWS), this is
often done by cross-subsidization.
For this purpose, adequate land would be earmarked for EWS housing. The developers of group housing shall
ensure that minimum 15% of FAR or 35% of the dwelling units, whichever is more, are constructed for Community-Service
Personnel / EWS and lower income category. In old built up areas, this may be as redevelopment schemes or industrial
housing, etc., whereas, in urban extensions, the acquisition and development cost of this land should be borne by rest of
the project. Such reserved lands should be handed over to a designated agency for promoting housing for low income and
weaker sections.
The pattern of EWS housing shall be such as to ensure optimal utilization of land in a sustainable manner. For that
purpose, multi- storied housing will be the preferred option. Apart from mandatory provision for EWS housing in all group
housing projects/ schemes, the primary responsibility for creating adequate stock of housing for urban poor shall be borne
by public agencies.
4.2.3.4. Slum & JJ Redevelopment Regulations and Guidelines for Collective Community Rehabilitation /
Relocation - In-situ Up-gradation / Rehabilitation of Slum & JJ Clusters and Resettlement Colonies
The concerned implementing agency / corporate body should work out schemes for collective community
rehabilitation/ relocation and explore the possibility of involving private sector/slum cooperatives. In existing resettlement
colonies, redevelopment, regular servicing and maintenance, which are overdue, are to be based on the guidelines and
incentives as applicable for the Slum& JJ Rehabilitation Scheme.
The following guidelines with site-specific relaxations may be adopted as required. Regular monitoring of executed
schemes and revision of these guidelines at the time of preparation of new schemes is essential. Group housing norms shall
be applicable with the following conditions:
(i) Minimum plot size 2000 sqm (facing a min. road of 9m).
(ii) Maximum density - 600 units per ha. + 10% variation, on residential component of the land.
(iii) The scheme should be designed in a composite manner with an overall maximum FAR of 400 on the
residential component of the land and FAR on the remunerative component of the land shall be as applicable
for the relevant land use.
(iv) Mixed land use / commercial component up to 10% of permissible FAR in the residential component of the
land.
(v) Specific situations may require clubbing of scattered squatters with JJ sites in the neighbourhood to work
out an overall comprehensive scheme.
(vi) The minimum residential component of the land area for rehabilitation of squatters has to be 60% and
maximum area for remunerative use has to be 40%.
(vii) Area of dwelling unit for rehabilitation shall be around 25 to 30 sqm.
(viii) Common parking is to be provided which can be relaxed wherever required, except for the parking for
remunerative purposes.

(ix) No restriction on ground coverage (except set backs)
(x) Schemes shall be approved by concerned local body.
(xi) Schemes / designs should be compatible for disabled.
(xii) Norms for Social Infrastructure shall be as per 4.2.2.2 B sub para (ii) 'Social'.
(xiii) Norms for Physical Infrastructure shall be as per note (iv) of Table 4.2.
4.3. NIGHT SHELTER
The provision of night shelters is envisaged to cater to the shelter less, which are proposed to be provided near
the Railway Terminals, Bus Terminals, Wholesale / Retail markets, Freight Complexes etc. as per requirements, and should
be identified keeping in view major work centres. Special provisions should be made for the homeless, women and children
including the disabled, orphans and old. In addition, multi-purpose use of the existing facility buildings may be allowed for
night shelter purpose. Provision should also be made for converting existing buildings, wherever available, with suitable
modifications into night shelters.
On the basis of the 2001 Census of houseless population, at least 25 sites should be earmarked in Delhi for night
shelters. In order to make the provision of this facility financially sustainable for the local body, innovative concepts such
as integrated complex with commercial space on the ground floor and night shelter on the first floor should be explored. The
guidelines and incentive package should be designed by the concerned local agency in collaboration with the Govt of NCT-
Delhi with a view to develop self-sustaining night shelters. One night shelter shall be provided for 1 lakh population.
4.4. DEVELOPMENT CONTROLS FOR RESIDENTIAL USE ZONE
In the residential use zone there are two sub-zones, RD - Residential Area (including villages within Laldora
located in any use zone) and RF - Foreign Mission. Permission of use premises in sub-use zone RD shall be as per
permissibility given in the respective chapters.
4.4.1 PERMISSION OF USE PREMISES IN THE SUB USE ZONE - FOREIGN MISSION (RF)
Use premises in the Foreign Mission sub use zone as part of the approved layout plan.
(i) Foreign Mission
(ii) Housing (for the Mission Employees)
(iii) Guest House
(iv) Local Shopping
(v) Bank
(vi) Recreational Club
(vii) Health Centre- Hospital, Dispensary
(viii) Integrated Residential School
(ix) Cultural and Information Centre
(x) Police Post and Fire Station
(xi) Post and Telegraph office
4.4.2 SUB-DIVISION OF RESIDENTIAL ZONE (RD) INTO USE PREMISES
The sub-division of residential use zone into use premises and subsequent approval of the layout plans shall be
governed by the following norms:
The residential area can have both the plotted and group housing. In case of group and cluster court housing the
minimum plot size shall be 3000 sqm. (2000 sqm for slum re-housing plot with differential infrastructure norms).
The provision of requisite social infrastructure shall be governed by the norms for residential neighbourhood of
10,000 population. In any residential sub division plan the minimum area reserved for social infrastructure shall be about 7
sqm per person.
Table 4.2 Infrastructure Requirement for layout at Residential Neighbourhood level
S.No Use Premises No. of units Unit Area (ha.) Total land ( ha.)
(a) Education
1. Primary School 1 0.20-0.40 0.20-0.40
2. Senior Secondary School 1 0.60-0.80 0.60-0.80
(b) Shopping
3. Local Convenience shopping 1 0.40 0.40
4. Service Market 1 0.20 0.20
5. Informal Bazaar 1 0.10 0.10

(c) Other Community Facilities
6. Milk Booth -- As per standard norms (in LSC)
7. Banquet Hall 1 0.08-0.20 0.08-0.20
8. Religious Building 2 0.04 0.08
9. Housing Area Play ground 2 0.5 1.0
10. Neighbourhood Play area 1 1.0 1.0
11. Anganwari 2 0.02-0.03 0.04-0.06
(d) Recreational
12. Tot lot @ 0.50sq.m/person - 0.0125 0.5
13. Housing Area Park 2 0.5 1.0
14. Neighbourhood Park 1 1.0 1.0
(e) Utilities
15. Dhalao including segregation 1 0.02 0 . 0 2
facility
16. Underground water tank 1 0.20 0.20
17. Local level waste water treatment Wherever feasible
facility
(f) Transportation
18. Three wheeler and Taxi Stand 1 0.04 0.04
Notes:
(i) These facilities should preferably be located along internal roads with minimum 12 m ROW, unless specified.
The development of the infrastructure should be monitored to assess the achievement in the relevant
sectors.
(ii) The open space at the neighbourhood level shall be provided @ 4.5 sq.m. per person Minimum size of tot lot
at cluster level shall be 125 sq.m.
(iii) The location of schools and Anganwaris should be made in the layout plan in cluster form to facilitate
sharing of common parking space and playground.
(iv) The planning of physical infrastructure shall be governed by the following norms:
(a) Under ground tank, sewerage-pumping system shall be provided as per requirement.
(b) Rainwater harvesting shall be an integral part of the storm water drainage plan at the time of sanction of
layout plan for all the plots.
(c) The natural drainage pattern is not to be disturbed.
(d) Dual pipe system of recycled water is recommended in new areas and redevelopment schemes.
(e) Dhalaos including facility of segregation of biodegradable and recyclable solid waste should be provided.
(f) Electric sub station shall be provided as per requirement.
(g) Pole mounted electric transformers for augmenting electric supply in already developed areas are
recommended.
(h) Non-conventional sources i.e. solar energy etc is recommended for public areas in all the establishments.
(i) Provisions for decentralised sewerage treatment plant and segregated waste disposal shall be made where
centralised system is not available. It shall be ensured that no untreated effluent is allowed to exit / spill out
of the scheme area.
(v) Planning of the residential neighbourhood regarding circulation system, including safety requirements shall
be governed by the BIS standards or as per the norms of the concerned agencies.
(vi) Suitable landscape plans for the neighbourhood shall be prepared, indicating in reasonable detail, the
landscape development of the parks and roadside plantation etc.
(vii) These are suggestive norms and lower norms could be adopted in built up areas / Special Areas, etc.

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